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Find a Gloucestershire Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Gloucestershire? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Gloucestershire conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Gloucestershire conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Gloucestershire

My Gloucestershire solicitor has spotted an inconsistency between the surveyor’s assumptions in the valuation survey and what is in the title deeds. My solicitor says that he is duty bound to check that the bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s approach appropriate?

Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Gloucestershire?

Two types of professional can conduct conveyancing in Gloucestershire namely CLC regulated conveyancers or solicitors. Both professionals administer conveyancing services that required to complete the sale or purchase of property. Both are obliged to execute Gloucestershire conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally conducted and that all requirements and steps will be appropriately attended to.

I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Gloucestershire solicitor on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Co-operative mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Co-operative mortgage from the register. Co-operative, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where Co-operative has sent the Land Registry the discharge electronically, and
  3. Co-operative has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your Co-operative mortgage has been paid off.

Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Gloucestershire solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Gloucestershire surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I used Action Conveyancing a few years ago for my conveyancing in Gloucestershire. I now require my file but cannot find the solicitor. What do I do?

You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Gloucestershire of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am looking for a flat up to £195,000 and identified one close by in Gloucestershire I like with open areas and station in the vicinity, however it's only got 52 remaining years left on the lease. I can't really find anything else in Gloucestershire in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a home loan that many years will be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.

Having checked my lease I have discovered that there are only 72 years unexpired on my lease in Gloucestershire. I now wish to get lease extension but my landlord is absent. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to prove that you or your lawyers have made all reasonable attempts to locate the lessor. In some cases an enquiry agent would be useful to try and locate and to produce a report to be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a conveyancer both on proving the landlord’s absence and the application to the County Court covering Gloucestershire.

I inherited a split level flat in Gloucestershire, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Similar flats in Gloucestershire with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease expires on 21st October 2086

You have 62 years remaining on your lease the likely cost is going to range between £17,100 and £19,800 as well as plus your own and the landlord's "reasonable" professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.

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